885 County Road 67j · Red Feather Lakes, CO 80545

$299,999

1 bd · 1.0 ba · 720 sqft · Other public records · 69 Days on market

Built 1947 0.56 ac lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• 1% rule +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Modern convenience meets Rustic Charm in this 1947 Cabin with . 56 acres of land. Year round access to this great get away, walk to town in a few minutes. New is the word here: New Bathroom and Plumbing, Solar tube to brighten up the New Kitchen with Hickory Cabinets, Butcher Block counter tops and Hickory colored flooring throughout. Interior and Exterior paint, (4) Double pane windows, New roofing on the sheds and if that wasn't enough, the cabin has been insulated under the floors to keep things toasty! With more than 1/2 acre, there is enough room on the land to build a bunk house or shop. RV parking with electric in the driveway as you arrive, or park your boat or extra vehicle there.

Key facts

• New kitchen
• New bathroom
• Double pane windows

Tags

• NEW BATHROOM
• NEW KITCHEN
• HICKORY CABINETS
• BUTCHER BLOCK COUNTER TOPS
• HICKORY COLORED FLOORING
• DOUBLE PANE WINDOWS

Property features AI

Finance

• Other: Minimal flood risk (C rating); Zoned O; Possible use: Single family

Exterior

• Parking: No garage; RV access/parking
• Utilities: Well water (meter installed); Septic vault; Electricity available; Propane; Cable available; Satellite available; High-speed internet available
• Home design: Residential cabin; One story (raised ranch); Not new / previously owned; South-facing
• Construction: Frame, log, and concrete construction; Composition roof; Storage outbuilding(s); Built previously (not new)
• Exterior features: Wooded lot with evergreen trees and native grass; Outbuildings/storage; House faces south; Paved access; Asphalt road frontage; County-maintained road

Interior

• Kitchen: Electric Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 three-quarter bathroom
• Heating & cooling: Baseboard heating; Multiple heat sources; Ceiling fan(s)
• Interior features: Eat-in kitchen; Deck

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (17.1% below list).
• Recommended offer: $249k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.1% in Red Feather Lakes — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 55/100 on livability (#344 in CO) — a working-class tenant base; expect higher turnover. Strengths: employment B+, housing B+; Watch: cost of living C-, crime D-, amenities F.
• Poudre School District R-1 (urban): math 45% / reading 60% proficiency, ranked #10 of 86 in CO (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Poudre High School (math 36% / reading 59%, grade D, #131 of 381 statewide, top 34%, 1,663 students, 38% FRL).
• Market conditions: 154 active listings in the ZIP; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $404 of equity ($2k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $141k; list at $300k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,594 (17.1% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.90×
• Total profit: $-8,400
• Equity at exit: $78,851

10-year hold

• IRR: 4.0%
• Equity multiple: 1.40×
• Total profit: $33,667
• Equity at exit: $88,419

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 38 Tenant-Leaning
• State Colorado: 38 Tenant-Leaning · D+4
• County: — inherits STATE
• City: — inherits STATE

2023 reforms: 10-day cure, mandated notice, source-of-income protected. Courts backlogged in Denver.

Methodology + full state rankings →

ZIP-level market 80545

• Home prices YoY: -0.2%
• Active inventory: 154
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,486 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $130

Break-even live

Break-even rent $2,322

Max offer price $299,999

Occupancy floor 90%

Sensitivity live

Price	-10% $299	-5% $214	+0% $130	+5% $45	+10% $-40
Rent	-10% $-67	-5% $31	+0% $130	+5% $228	+10% $326
Rate	-1.0pp $281	-0.5pp $206	base $130	+0.5pp $52	+1.0pp $-27

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $299,999 Active 69 DOM
2. 2026-06-17
   days on market $299,999 Active 68 DOM
3. 2026-06-16
   days on market $299,999 Active 67 DOM
4. 2026-06-15
   days on market $299,999 Active 66 DOM
5. 2026-06-14
   days on market $299,999 Active 64 DOM
6. 2026-06-10
   days on market $299,999 Active 61 DOM
7. 2026-06-09
   days on market $299,999 Active 60 DOM
8. 2026-06-08
   days on market $299,999 Active 59 DOM
9. 2026-06-07
   days on market $299,999 Active 58 DOM
10. 2026-06-03
    days on market $299,999 Active 54 DOM
11. 2026-06-02
    days on market $299,999 Active 53 DOM
12. 2026-06-01
    days on market $299,999 Active 52 DOM
13. 2026-05-31
    days on market $299,999 Active 51 DOM
14. 2026-05-30
    days on market $299,999 Active 50 DOM
15. 2026-05-12
    price $299,999
16. 2026-04-10
    listed $315,000 Active
17. 2025-11-23
    historical
18. 2025-08-29
    price $312,500
19. 2025-07-22
    price $315,000
20. 2025-07-02
    price $309,900
21. 2025-06-13
    price $317,900
22. 2025-05-22
    listed $325,000 Active
23. 2025-05-19
    historical
24. 2024-10-15
    historical
25. 2024-08-31
    listed $335,000 Active
26. 2022-07-28
    soldstatus $140,800
27. 2022-07-27
    soldstatus $140,800 Sold
28. 2022-07-01
    historical Active - Backup
29. 2022-06-29
    listed $149,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $1,634 · $136/mo
• Projected year-2 tax: $1,650 · $137/mo
• Expected delta: +$16/yr (+$1/mo · 1.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥81°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,831
• − Mortgage interest: −$16,805
• − Property taxes: −$1,634
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$8,727
• Taxable loss: −$3,607
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $2,420/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Poudre School District R-1
• NCES district ID: 0803990
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $57,281
• Composite: 45.5/100
• National rank: #2610
• State rank: #10 of 86 in CO

Livability — Red Feather Lakes

• Score: 55/100
• State rank: #344
• US rank: #23247

Category grades

Amenities F Commute F Cost of living C- Crime D- Employment B+ Housing B+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Feather Lakes, CO
• Population (ZIP): 913

Population outlook (Larimer County) Hauer SSP2

• Today (2025): 415,361 people
• By 2030: 457,762 · +10.2%
• By 2040: 542,310 · +30.6%
• By 2050: 627,048 · +51.0%
• By 2075: 833,722 · +100.7%
• By 2100: 952,590 · +129.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3%
• Common ancestry: Portuguese 3% Italian 2% Slovak 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Larimer

• 2024 margin: D (+17.6) · D 57.4% · R 39.8% · Other 2.9%
• 2008→2024 swing: +7.9pp toward D · 2008: 9.7pp · 2024: 17.6pp
• All cycles: 2024: D+17.6 2020: D+15.4 2016: D+4.9 2012: D+5.2 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.56%
• Current HPI: 280.4591
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

Industry mix (Fortune 500 HQ in CO)

Industry	F500 HQs	Revenue
▸Technology Distribution	1	$31B
▸Food / Agriculture	1	$18B
▸Packaging	1	$14B
▸Healthcare	1	$13B
▸Energy	1	$10B
▸Technology	1	$4B

Price history

+100.1% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $299,999 IRES
• 2026-04-10 Listed $315,000 IRES
• 2025-11-23 Listing Removed — IRES
• 2025-08-29 Price Changed $312,500 IRES
• 2025-07-22 Price Changed $315,000 IRES
• 2025-07-02 Price Changed $309,900 IRES
• 2025-06-13 Price Changed $317,900 IRES
• 2025-05-22 Listed $325,000 IRES
• 2025-05-19 Coming Soon — IRES
• 2024-10-15 Listing Removed — IRES
• 2024-08-31 Listed $335,000 IRES
• 2022-07-28 Sold (Public Records) $140,800 Public Records
• 2022-07-27 Sold (MLS) $140,800 IRES
• 2022-07-01 Contingent — IRES
• 2022-06-29 Listed $149,900 IRES

Property tax history

+8.4%/yr

Latest (2025): $1,634 · +215.5% YoY. Source: county tax records.